Central Coast Holiday Park Sales: Why Tourist and Residential Sites Need Separate Records

Two occupied sites can look similar during a holiday park inspection while representing quite different arrangements. One may accommodate a travelling guest; another may hold a home owned by its resident. A caravan left for occasional holidays introduces another possibility. When selling a Central Coast holiday park, describing everything as “occupied sites” leaves buyers without information they need to assess the business.

Separate records should explain the use, ownership and agreement attached to each site. Plan those records early.

Start with the arrangement behind each site

NSW Government guidance explains that, in a residential land lease community, the resident owns the home and leases the land from the community operator. That differs from a guest booking accommodation owned by the park. NSW Government

Record who owns each dwelling, how the site is occupied and which agreement governs the arrangement. Use consistent site numbers across the park map, agreement register and income records.

Do not classify a site solely because a person has stayed for a particular period or because the dwelling resembles a caravan. Ask your solicitor to assess uncertain arrangements using the actual agreements and circumstances.

That distinction helps prevent resident-owned homes being presented as accommodation assets included in the park sale. It also helps a buyer identify where revenue comes from accommodation provision and where it comes from permitting site occupation.

Identify casual holiday arrangements separately

NSW Fair Trading provides an occupation agreement for situations where people leave their vans in a caravan park for occasional recreational use. Its guidance explains that arrangements covered by the Holiday Parks (Long-term Casual Occupation) Act 2002 must be in writing and contain specified terms. NSW Government

These arrangements should not disappear into either nightly tourist bookings or residential homeowner records. Identify relevant agreements and record the site, parties, charges and services included.

Where a label in the booking system differs from the written agreement, investigate the discrepancy. Marketing descriptions such as “permanent site” or “annual site” can be ambiguous. Use an explanation that reflects the verified arrangement instead of expecting the buyer to interpret internal shorthand.

Match the operating mix to Council documents

Central Coast Council’s caravan park guidance identifies site mix, including short-term and long-term sites, as a planning consideration. It also distinguishes Development Consent from an Approval to Operate: the operating approval does not replace the planning consent. Central Coast Council

Gather the applicable consent, operating approval, approved layout and relevant conditions. Compare those documents with the site register and current use. Have advisers investigate any differences before presenting site numbers as verified sale information.

Council’s guidance also identifies ownership or operator changes as matters requiring notification. Confirm the process applicable to the proposed transaction directly with Council. Do not promise that a purchaser can change the site mix simply because they acquire the park. Central Coast Council

Show revenue without blending different rights

Ask the accountant to separate income into categories supported by the site arrangements. Useful distinctions may include tourist accommodation charges, residential site fees and casual occupation charges, with other receipts explained separately.

Reconcile the category totals to the financial statements so the presentation does not double count amounts. Explain what charges include and identify amounts collected for utilities or other services. Buyers can then examine the underlying arrangements supporting each category.

Keep resident and guest personal information within controlled due diligence access. The initial information memorandum can show a verified summary without distributing every agreement or identifying individual households publicly.

Can a buyer turn residential sites into tourist sites?

Treat that as a separate legal and planning question. Existing occupation rights, approvals and the proposed use require assessment. A sale advertisement should describe the established business, with any suggested change clearly subject to investigation and approvals.

Prepare your Central Coast holiday park sale

Contact Norton’s Resort Brokers for a confidential discussion about selling your holiday park. Email nortons.re@gmail.com to discuss presenting its site arrangements and operating information clearly to prospective purchasers.

Disclaimer: This article provides general information, not legal, planning or accounting advice. Occupation rights and approval requirements depend on the circumstances and current law. Obtain independent professional advice and verify agreements, site classifications and Council approvals before relying on sale information.